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Ontario Land Transfer Tax Calculator

Provincial land transfer tax on an Ontario property purchase, with the first-time buyer refund.

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  • Every formula cited
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Market
Imperial · sales tax
The value of the consideration.

Generally the purchase price, including any mortgage assumed.

Eligibility has conditions.

You must be a Canadian citizen or permanent resident, 18 or over, must never have owned a home anywhere in the world, and your spouse must not have owned one while being your spouse. You must also occupy the home as your principal residence within nine months of transfer. The status test is the one most often missed: a buyer on a work or study permit does not qualify, however clearly they meet every other condition. The refund is capped, so above a certain price it stops growing and the rest is payable.

Land transfer tax payable

$6,475

Medium confidence

Provincial tax only. Confirm the current schedule with the Ontario Ministry of Finance before relying on this for a closing.

Tax before refund
$6,475
First-time buyer refund
$0
Effective rate on the price
1.3 %
Price plus tax
$506,475
Price at which the refund is fully used
$368,333
Then change the inputs to see how far the answer moves.

Show calculation logic

How this was calculated

Formula source(s)

  • Ontario Land Transfer Tax Act rates: 0.5% to $55,000; 1.0% to $250,000; 1.5% to $400,000; 2.0% to $2,000,000; 2.5% above, for one or two single-family residences
  • Ontario first-time homebuyer refund: maximum $4,000 of provincial land transfer tax

Inputs used

Purchase price (CAD $)
500000
First-time homebuyer
No

Intermediate steps

Tax before refund
$6,475
First-time buyer refund
$0
Effective rate on the price
1.3 %
Price plus tax
$506,475
Price at which the refund is fully used
$368,333
Final result$6,475

Confidence note: Provincial tax only. Confirm the current schedule with the Ontario Ministry of Finance before relying on this for a closing.

What this calculation does not cover

  • Toronto levies a separate municipal land transfer tax on top of the provincial one, which roughly doubles the bill inside the city and has additional higher tiers on expensive properties. This calculator does not compute it — check the City of Toronto's own schedule.
  • Other Canadian provinces have entirely different regimes; some, such as Alberta and Saskatchewan, charge registration fees rather than a transfer tax.
  • Does not model the non-resident speculation tax, which applies to certain purchasers and is a large additional charge.
  • The first-time buyer refund is applied at its full statutory value whenever the selector says yes — this page does not test eligibility. Citizenship or permanent residency, the nine-month principal-residence requirement and the worldwide prior-ownership test are all conditions you have to satisfy yourself, and a purchase made through a corporation or trust does not qualify at all.

Computed in your browser — nothing you enter is uploaded. Presented in US customary units and US trade terminology. Where a formula follows a published standard, that standard and its edition are cited beside it on this page; where none governs, the page says so. Local amendments override model codes — verify against the code in force where you build.

Sources checked 2026-09-06 · in the site-wide review of 2026-09-06 · v1.0.1

Regulatory standards & verification citations2
  1. Ontario Land Transfer Tax Act rates: 0.5% to $55,000; 1.0% to $250,000; 1.5% to $400,000; 2.0% to $2,000,000; 2.5% above, for one or two single-family residences
  2. Ontario first-time homebuyer refund: maximum $4,000 of provincial land transfer tax
Cite this page

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How to calculate Ontario land transfer tax in 3 steps

  1. Purchase price (CAD $)The value of the consideration.
  2. First-time homebuyerEligibility has conditions.
  3. Land transfer tax payableThe tool computes the land transfer tax payable from those figures and shows the formula, its sources, and a confidence rating alongside it.

Land transfer tax payable by purchase price (CAD $)

Page defaults, not your figures above.

Purchase price (CAD $)Land transfer tax payable (CAD $)
50,000250
100,000725
200,0001,725
500,0006,475
1,000,00016,475
2,000,00036,475
5,000,000111,475

Frequently asked questions

Is this the whole land transfer tax I will pay?
Only if the property is outside Toronto. The City of Toronto charges its own municipal land transfer tax in addition to the provincial one, which for most purchases roughly doubles the total. This calculator deliberately computes the provincial tax alone rather than approximating a municipal schedule it would have to guess at — check the city's own table and add it.
How does the first-time buyer refund work?
It reduces the provincial tax by up to $4,000, which fully covers a purchase of about $368,000. Above that the refund is capped and the balance is payable — so a first-time buyer at $500,000 still owes $2,475. Eligibility is strict, and it is not only about prior ownership: you must be a Canadian citizen or permanent resident at the time of the transfer, must never have owned a home anywhere in the world, must have a spouse who has not owned one during the marriage, and must move in as your principal residence within nine months. A buyer here on a work or study permit fails on the first test alone.
Why does the tax rise so gently at low prices?
Because it is a slice tax with a shallow bottom band. Half a percent on the first $55,000 is $275, and the rate only reaches 2% above $400,000. The effective rate on a $500,000 purchase is about 1.3%, not 2% — the marginal rate at the top of the price is not the rate you pay on the whole of it.
Preliminary estimate, not certified engineering. This tool produces an indicative quantity calculation for planning purposes only — it is not a certified structural analysis, a guaranteed material takeoff, or a substitute for building department approval. Always verify measurements on-site and have a licensed contractor or structural engineer review any load-bearing, code-sensitive, or safety-critical work before purchasing materials or starting construction. Spotted an arithmetic or standards error? Report it to contact@craftquantities.com with your inputs — a confirmed fix gets a permanent check of its own, so the same mistake cannot come back.